843 E River Rd · Shreveport, LA 71105

$165,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 73 Days on market

Built 1963 9,365 sqft lot $108/sqft · at area comps Est $166k · at est.

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.2/30.0
• ARV discount +7.7/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Refrigerator, dishwasher & stove remain. Roof is only 3 years old, replaced in 2023 along with HVAC The kitchen has lots of cabinets and a cozy breakfast area. The living dining combination features large window overlook spacious back yard. The master bedroom has two closet for maximum storage. This would be a great investment for a flip. She does have some wear and tear, but mostly cosmetic.

Key facts

• 9,365 sq ft lot
• Parking
• Built 1963

Tags

• ROOF IS ONLY 3 YEARS OLD
• TWO CLOSET FOR MAXIMUM STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (11.1% below list).
• Recommended offer: $147k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.7% in Shreveport — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#270 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Caddo Parish (urban): math 21% / reading 32% proficiency, ranked #53 of 98 in LA (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shreve Island Elementary School (math 33% / reading 42%, grade F, #247 of 646 statewide, top 39%, 731 students, 56% FRL); Caddo Parish Middle Magnet School (math 79% / reading 93%, grade A+, #1 of 218 statewide, top 0%, 1,003 students, 23% FRL); C.E. Byrd High School (math 44% / reading 55%, grade D, #37 of 265 statewide, top 14%, 1,526 students, 43% FRL) — zoned schools average 41% FRL vs 64% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 26% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Caddo Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.9%/yr); 148 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 221 units permitted in Caddo Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Caddo County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,719 (11.1% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.4

CMA / ARV

• ARV (median comp): $165,850
• List price: $165,000
• Delta: -0.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
814 Sweetbriar St	0.12mi	3/2.0	1,510 (-1%)	2mo	$189,000	$125	91
930 Audubon Pl	0.19mi	3/1.0	1,396 (-9%)	9mo	$200,000	$143	66
724 Camilla Dr	0.69mi	3/2.0	1,550 (+1%)	4mo	$169,900	$110	62
172 Fremont St	0.61mi	2/1.0 (-1)	1,535 (+0%)	2mo	$74,900	$49	60
3415 Reily Ln	0.38mi	4/2.0 (+1)	1,674 (+10%)	4mo	$222,500	$133	58
162 Ockley	0.63mi	3/1.0	1,467 (-4%)	5mo	$47,599	$32	56
1419 Audubon Pl	0.48mi	2/2.0 (-1)	1,652 (+8%)	4mo	$203,000	$123	55
3011 W Cavett Dr	0.67mi	3/1.0	1,574 (+3%)	8mo	$182,500	$116	54
858 River Rd	0.33mi	3/2.0	1,751 (+15%)	8mo	$209,000	$119	53
1615 Captain Shreve Dr	0.66mi	3/2.0	1,665 (+9%)	7mo	$179,000	$108	48
166 Albert Ave #1	0.69mi	2/2.0 (-1)	1,391 (-9%)	0mo	$173,000	$124	48
3010 W Cavett Dr	0.68mi	3/1.0	1,379 (-10%)	8mo	$130,000	$94	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.93% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-19,816
• Equity at exit: $24,602

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,388
• Equity at exit: $14,266

Cash invested: $46,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 71105

• Rents YoY: 3.9%
• Active inventory: 148
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,467 high
• Mortgage (P&I): −$865
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $87

Break-even live

Break-even rent $1,357

Max offer price $165,000

Occupancy floor 89%

Sensitivity live

Price	-10% $181	-5% $134	+0% $87	+5% $41	+10% $-6
Rent	-10% $-29	-5% $29	+0% $87	+5% $145	+10% $203
Rate	-1.0pp $170	-0.5pp $129	base $87	+0.5pp $44	+1.0pp $1

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4024 Reily Ln Shreveport, LA	3.0	1.0	1220	$1,275	$1.05	23d	1	0.09mi
715 Camilla Dr Shreveport, LA	3.0	1.0	1654	$1,350	$0.82	45d	1	0.68mi
3131 Knight St Shreveport, LA	1.0–2.0	1.0–2.0	866	$985	$1.14	15d	11	0.71mi
204 Leo Ave Shreveport, LA	4.0	2.0	1846	$2,000	$1.08	15d	1	0.72mi
818 E Washington St Shreveport, LA	3.0	1.0	1100	$1,300	$1.18	23d	1	0.86mi
216 Pennsylvania Ave Shreveport, LA	3.0	1.0	1199	$1,250	$1.04	23d	1	0.87mi
3501 Champion Lake Blvd Shreveport, LA	1.0–2.0	1.0–2.0	845	$1,415	$1.67	15d	20	0.94mi
2615 Judith Pl Shreveport, LA	3.0	2.0	1450	$1,600	$1.10	15d	1	0.95mi
2011 Audubon Pl Shreveport, LA	3.0	2.0	1932	$1,800	$0.93	45d	1	1.04mi
1301 Coates Bluff Dr Shreveport, LA	1.0–2.0	1.0–2.0	1004	$2,300	$2.29	15d	11	1.09mi
243 Justin Ave Shreveport, LA	3.0	1.0	1236	$1,400	$1.13	45d	1	1.12mi
119 Charles Ave Shreveport, LA	3.0	2.0	1518	$1,800	$1.19	45d	1	1.13mi
1000 Riverwalk Blvd Shreveport, LA	1.0–3.0	1.0–2.0	928	$2,071	$2.23	15d	11	1.16mi
2033 Horton Ave Shreveport, LA	3.0	2.0	1681	$1,750	$1.04	23d	1	1.17mi
186 Charles Ave Shreveport, LA	3.0	1.0	1320	$1,675	$1.27	23d	1	1.18mi
2506 Mecom Dr Shreveport, LA	3.0	1.5	1433	$1,350	$0.94	15d	1	1.20mi
154 Southfield Rd Shreveport, LA	3.0	1.0	1258	$1,395	$1.11	45d	1	1.25mi
1105 Island Park Blvd Shreveport, LA	2.0–3.0	2.0	1280	$1,781	$1.39	15d	9	1.34mi
3516 Alexander Ave Shreveport, LA	2.0	1.0	1355	$1,250	$0.92	15d	1	1.38mi
140 E Wilkinson St Shreveport, LA	3.0	3.0	1174	$1,300	$1.11	23d	1	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $165,000 Active 73 DOM
2. 2026-06-18
   days on market $165,000 Active 70 DOM
3. 2026-06-17
   days on market $165,000 Active 69 DOM
4. 2026-06-16
   days on market $165,000 Active 68 DOM
5. 2026-06-15
   days on market $165,000 Active 67 DOM
6. 2026-06-14
   days on market $165,000 Active 65 DOM
7. 2026-06-13
   days on market $165,000 Active 64 DOM
8. 2026-06-10
   days on market $165,000 Active 62 DOM
9. 2026-06-09
   days on market $165,000 Active 61 DOM
10. 2026-06-08
    days on market $165,000 Active 60 DOM
11. 2026-06-07
    days on market $165,000 Active 59 DOM
12. 2026-06-05
    days on market $165,000 Active 56 DOM
13. 2026-06-03
    days on market $165,000 Active 55 DOM
14. 2026-06-02
    days on market $165,000 Active 54 DOM
15. 2026-06-01
    days on market $165,000 Active 53 DOM
16. 2026-05-31
    days on market $165,000 Active 52 DOM
17. 2026-05-30
    days on market $165,000 Active 51 DOM
18. 2026-04-08
    listed $165,000 Active 404-char remark

    Show marketing remark (404 chars)

    Refrigerator, dishwasher & stove remain. Roof is only 3 years old, replaced in 2023 along with HVAC The kitchen has lots of cabinets and a cozy breakfast area. The living dining combination features large window overlook spacious back yard. The master bedroom has two closet for maximum storage. This would be a great investment for a flip. She does have some wear and tear, but mostly cosmetic.

19. 2023-09-01
    soldstatus $168,000
20. 2023-08-31
    soldstatus Closed 765-char remark

    Show marketing remark (765 chars)

    This home was recently painted inside and out. Great neutral colors. It is move in ready and features beautiful real wood floors throughout most of the home. The kitchen has lots of cabinets and a cozy breakfast area. The living dining combo is spacious and features large windows for tons of natural light and overlooks the spacious shady fenced back yard and covered patio. All bedrooms are roomy. The master has 2 closets. Just off the kitchen is a large den with full bath and a laundry room. This big room has an entry to the patio as well. Roof was replaced in 2023. The HVAC is approximately 3 years old. If you enjoy being outdoors, come relax on the large covered patio. Plenty of room for your grill and entertaining guests. Don't let this gem get away.

21. 2023-08-06
    historical Active Contingent 765-char remark

    Show marketing remark (765 chars)

    This home was recently painted inside and out. Great neutral colors. It is move in ready and features beautiful real wood floors throughout most of the home. The kitchen has lots of cabinets and a cozy breakfast area. The living dining combo is spacious and features large windows for tons of natural light and overlooks the spacious shady fenced back yard and covered patio. All bedrooms are roomy. The master has 2 closets. Just off the kitchen is a large den with full bath and a laundry room. This big room has an entry to the patio as well. Roof was replaced in 2023. The HVAC is approximately 3 years old. If you enjoy being outdoors, come relax on the large covered patio. Plenty of room for your grill and entertaining guests. Don't let this gem get away.

22. 2023-07-21
    listed $168,000 Active 765-char remark

    Show marketing remark (765 chars)

    This home was recently painted inside and out. Great neutral colors. It is move in ready and features beautiful real wood floors throughout most of the home. The kitchen has lots of cabinets and a cozy breakfast area. The living dining combo is spacious and features large windows for tons of natural light and overlooks the spacious shady fenced back yard and covered patio. All bedrooms are roomy. The master has 2 closets. Just off the kitchen is a large den with full bath and a laundry room. This big room has an entry to the patio as well. Roof was replaced in 2023. The HVAC is approximately 3 years old. If you enjoy being outdoors, come relax on the large covered patio. Plenty of room for your grill and entertaining guests. Don't let this gem get away.

23. 2019-08-05
    soldstatus $119,900
24. 2015-11-23
    soldstatus $112,000
25. 2006-03-31
    soldstatus
26. 2003-07-14
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,606
• − Mortgage interest: −$9,243
• − Property taxes: −$1,654
• − Insurance: −$825
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$4,800
• Taxable loss: −$1,732
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,463/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Caddo Parish
• NCES district ID: 2200300
• Math proficiency: 21% ▼ -33.00%
• Reading proficiency: 32% ▼ -30.00%
• Median HH income: $39,227
• Composite: 22.23/100
• National rank: #8148
• State rank: #53 of 98 in LA

Livability — Shreveport

• Score: 59/100
• State rank: #270
• US rank: #19730

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shreveport, LA
• County: Caddo Parish · 178,536 people
• City population: 164,123
• Metro: Shreveport-Bossier City, LA
• Population (ZIP): 20,179
• Household income: $67,968
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1007.0

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 243,190 people
• By 2030: 237,231 · -2.5%
• By 2040: 222,502 · -8.5%
• By 2050: 206,516 · -15.1%
• By 2075: 165,706 · -31.9%
• By 2100: 122,262 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 20% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 3% Serbian 3% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Caddo

• 2024 margin: Toss-up / Even · D 51.6% · R 47.0% · Other 1.4%
• 2008→2024 swing: +1.6pp toward D · 2008: 3.0pp · 2024: 4.6pp
• All cycles: 2024: D+4.6 2020: D+6.8 2016: D+4.2 2012: D+4.9 2008: D+3.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.75%
• Current HPI: 129.572
• Rent YoY: ▲ 3.93%
• Metro: Shreveport-Bossier City, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+47.3% since first listed

9 events — show timeline

• 2026-04-08 Listed $165,000 NTREIS
• 2023-09-01 Sold (Public Records) $168,000 Public Records
• 2023-08-31 Sold (MLS) — NTREIS
• 2023-08-06 Contingent — NTREIS
• 2023-07-21 Listed $168,000 NTREIS
• 2019-08-05 Sold (Public Records) $119,900 Public Records
• 2015-11-23 Sold (Public Records) $112,000 Public Records
• 2006-03-31 Sold (Public Records) — Public Records
• 2003-07-14 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,654 · +0.4% YoY. Source: county tax records.